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apartment · 428776

The Red House

Project page · 99-year lease from 2012

Indicative value range
S$1,032,750 – S$1,118,020
Indicative mid S$1,087,874 · S$1,444 psf

Based on 9 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jan 2026The Red House01-05958 sqftS$1,410,000S$1,472 psf×0.988S$1,454 psf
Aug 2025The Red House01-05764 sqftS$1,100,000S$1,439 psf×1.003S$1,444 psf
Feb 2025The Red House01-05872 sqftS$1,300,000S$1,491 psf×0.995S$1,484 psf
Feb 2025The Red House01-05710 sqftS$972,000S$1,368 psf×0.995S$1,362 psf
Feb 2025The Red House01-05753 sqftS$1,250,000S$1,659 psf×0.995S$1,651 psf
Dec 2024The Red House01-05915 sqftS$1,350,000S$1,476 psf×1.012S$1,493 psf
Nov 2024The Red House01-05646 sqftS$846,000S$1,310 psf×1.012S$1,326 psf
Nov 2024The Red House01-05764 sqftS$1,035,000S$1,354 psf×1.012S$1,371 psf
Nov 2024The Red House01-05732 sqftS$999,000S$1,365 psf×1.012S$1,381 psf

How accurate is this estimate for The Red House?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.75% gross yield

S$40,800 of rent a year against the estimate above · 0.19 points above flats like it

Leases signed here within a quarter of this size run about S$3,400 a month, the middle of 22 of them.

In the rest of the central region, leasehold flats with 80 to 89 years of lease left yield 3.56%, from 44 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 2026700-800 sqft1Non-landed PropertiesS$4,000
Q3 2026800-900 sqft1Non-landed PropertiesS$3,800
Q3 2026800-900 sqft1Non-landed PropertiesS$3,800
Q3 2026700-800 sqft2Non-landed PropertiesS$3,600
Q3 2026700-800 sqft1Non-landed PropertiesS$3,500
Q3 2026700-800 sqft1Non-landed PropertiesS$3,500
Q3 2026400-500 sqft1Non-landed PropertiesS$3,200
Q3 2026400-500 sqft1Non-landed PropertiesS$3,100

median of 22 URA rental contracts at The Red House within a quarter of 70 sqm, since 2025Q4.

Buying or selling at S$1,087,874?

Buying: Stamp duty on S$1,087,874 · Cash and CPF needed on S$1,087,874 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,087,874.

Each opens with this figure filled in; change anything there.

Primary schools near 63 East Coast Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jan 2026
The Red House · 01-05 · Apartment · 85 years left
958 sqftS$1,410,000S$1,472 psf
Aug 2025
The Red House · 01-05 · Apartment · 85 years left
764 sqftS$1,100,000S$1,439 psf
Jun 2025
The Red House · 01-05 · Apartment · 86 years left
474 sqftS$785,000S$1,657 psf
Feb 2025
The Red House · 01-05 · Apartment · 86 years left
753 sqftS$1,250,000S$1,659 psf
Feb 2025
The Red House · 01-05 · Apartment · 86 years left
710 sqftS$972,000S$1,368 psf
Feb 2025
The Red House · 01-05 · Apartment · 86 years left
872 sqftS$1,300,000S$1,491 psf
Dec 2024
The Red House · 01-05 · Apartment · 86 years left
915 sqftS$1,350,000S$1,476 psf
Nov 2024
The Red House · 01-05 · Apartment · 86 years left
1,173 sqftS$1,730,000S$1,475 psf
Nov 2024
The Red House · 01-05 · Apartment · 86 years left
732 sqftS$999,000S$1,365 psf
Nov 2024
The Red House · 01-05 · Apartment · 86 years left
764 sqftS$1,035,000S$1,354 psf
Nov 2024
The Red House · 01-05 · Apartment · 86 years left
646 sqftS$846,000S$1,310 psf
Oct 2024
The Red House · 01-05 · Apartment · 86 years left
753 sqftS$1,250,000S$1,659 psf
Apr 2024
The Red House · 01-05 · Apartment · 87 years left
721 sqftS$1,200,000S$1,664 psf
Jun 2023
The Red House · 01-05 · Apartment · 88 years left
753 sqftS$1,180,000S$1,566 psf
Aug 2022
The Red House · 01-05 · Apartment · 88 years left
721 sqftS$1,160,000S$1,608 psf
Aug 2022
The Red House · 01-05 · Apartment · 88 years left
958 sqftS$1,200,000S$1,253 psf
Nov 2021
The Red House · 01-05 · Apartment · 89 years left
441 sqftS$690,000S$1,563 psf
Oct 2021
The Red House · 01-05 · Apartment · 89 years left
721 sqftS$1,040,000S$1,442 psf

Sale prices as filed in caveats.

Where the lease takes this

About 84 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years79 yearsS$998,625S$1,102,563S$1,214,981S$1,220,247
10 years74 yearsS$946,594S$1,153,892S$1,401,190S$1,413,363
20 years64 yearsS$885,409S$1,315,672S$1,940,041S$1,973,896

On a flat market the lease alone costs 19% over 20 years. Prices would need to rise about 1.03% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.